To begin a probate valuation, a solicitor should provide the valuer with the grant of representation or confirmation of their authority to instruct, the full address and title details of any property, a schedule of known assets to be valued, and contact details for the keyholder or executor. The more complete the initial instruction, the faster and more accurately the valuer can proceed.
Probate valuations are time-sensitive, and HMRC requires precise figures as at the date of death. Providing clear, organised documentation at the point of instruction avoids unnecessary delays and reduces the risk of follow-up queries. The sections below address the most common questions solicitors have when instructing a probate valuer.
What documents should a solicitor send when instructing a valuer?
A solicitor instructing a probate valuer should send confirmation of their authority to act, the deceased’s full name and date of death, the address of any property to be valued, and any existing schedules of assets or inventories. Where available, a copy of the will and any prior valuations or insurance schedules will also assist the valuer in preparing an accurate and comprehensive report.
The date of death is particularly important because HMRC requires all assets to be valued at their open market value on that specific date, not at the date of inspection or instruction. Providing this clearly and early prevents any ambiguity in the final report.
If the estate includes property, the title register or deeds are useful but not always essential at the outset. The valuer will typically require access to the property and confirmation of its tenure. For contents valuations, any existing insurance schedules or household inventories can serve as a useful starting point, though the valuer will conduct their own independent assessment regardless.
Does the valuer need details of all assets or just the property?
The valuer needs details of all assets they are being instructed to value, which may include property, household contents, vehicles, jewellery, artwork, antiques, and collectibles. A probate valuation is not limited to bricks and mortar. Chattels and personal property can represent a significant portion of an estate’s value and must be reported accurately for Inheritance Tax purposes.
It is helpful for the solicitor to provide a broad overview of the estate’s composition at the outset, even if a full inventory has not yet been compiled. This allows the valuer to allocate appropriate expertise and time. For example, an estate containing fine art or antiques requires specialist knowledge that differs from a standard residential clearance, and knowing this in advance ensures the right valuers attend.
Where the solicitor is only instructing the valuer for a specific subset of assets, such as property alone, that should be made explicit in the instruction. This avoids any assumption that the valuer’s report covers items outside their remit, which could create gaps in the estate’s Inheritance Tax submission.
What access arrangements does a valuer need to the property?
The valuer needs confirmed access to the property on an agreed date, along with the contact details of whoever holds the keys, whether that is the executor, a family member, a neighbour, or a solicitor’s representative. The valuer must be able to inspect every room and outbuilding to produce a complete and accurate report. Restricted access can compromise the valuation’s scope and HMRC compliance.
Solicitors should clarify in advance whether the property is occupied, vacant, or tenanted, as this affects both access logistics and the valuation methodology. A tenanted property, for instance, may be subject to different market value assumptions than a vacant one.
Where the property is in a sensitive condition, such as following a trauma, a hoarding situation, or significant disrepair, the solicitor should flag this before the inspection. This is not only a practical consideration but also allows the valuer to approach the visit with appropriate care and preparation. Avery Associates regularly handles estates in complex or sensitive circumstances and can advise on the most appropriate course of action before any visit takes place.
How does the valuer use information about bequests and gifts?
Information about specific bequests and gifts helps the valuer produce a more detailed and useful probate report, particularly where individual items have been left to named beneficiaries. The valuer can identify, describe, and value those items separately within the report, making the executor’s task of distributing the estate significantly more straightforward.
Under Section 160 of the Inheritance Tax Act 1984, the open market value of all assets must be established regardless of how they are to be distributed. However, knowing which items are subject to specific bequests allows the valuer to document them with the precision required for both HMRC purposes and the administration of the estate itself.
Where the deceased made gifts in the seven years prior to death, the solicitor should also make the valuer aware of these, particularly if they involved physical assets such as property or chattels. These may need to be considered as part of the overall Inheritance Tax calculation, and early disclosure helps ensure the report is complete and defensible.
What should a solicitor tell the valuer about the estate’s complexity?
A solicitor should inform the valuer of any factors that make the estate more complex than a standard residential case. This includes high-value or specialist assets, multiple properties, overseas assets, business interests, disputed ownership, agricultural land, or any known HMRC enquiries. The earlier this context is provided, the better the valuer can resource and structure their approach.
High-net-worth estates, in particular, benefit from a detailed initial briefing. Where collections of fine art, jewellery, wine, or other specialist assets are involved, the valuer may need to engage additional accredited specialists. Knowing this at the point of instruction avoids delays and ensures the report is returned within the expected timeframe.
Solicitors should also flag any urgency. Standard probate valuation reports are typically returned within five working days, but where a Grant of Probate is needed quickly, a written report can be produced within 24 hours. Communicating this requirement at the outset ensures the valuer can prioritise accordingly.
Is there anything a solicitor should not share with the valuer?
A solicitor should not share information that could influence the valuer’s independence, such as a desired or expected value for the estate, figures from informal estate agent appraisals, or the views of beneficiaries about what assets are worth. A probate valuation must be independent and objective. Providing target figures or anticipated outcomes risks compromising the integrity of the report and its acceptance by HMRC.
The valuer’s role is to establish open market value as at the date of death, based on their professional assessment of the evidence. Any suggestion of a preferred outcome, however well-intentioned, undermines that independence and could expose both the solicitor and the estate to challenge.
It is equally important not to share confidential information about beneficiary disputes or family tensions unless it is directly relevant to the valuation. While the valuer may need to be aware of access difficulties or sensitivities around the property, the details of family disagreements are generally outside the scope of their instruction and need not be disclosed.
How Avery Associates supports solicitors with probate valuation instructions
Avery Associates works directly alongside solicitors and legal professionals to make the instruction process as efficient and straightforward as possible. With over 20 years of experience supporting law firms across the UK, the team understands precisely what is needed to produce HMRC-compliant probate reports without delay or dispute.
- RICS-accredited valuers covering every county in the UK, with a 100% HMRC acceptance rate
- Valuation of all asset types, including property, chattels, art, antiques, jewellery, and vehicles
- Detailed bequest and gift documentation included within probate reports where required
- Standard reports returned within five working days; urgent reports available within 24 hours
- Full professional indemnity insurance on all work
- End-to-end estate administration support, including house clearance, will searches, and document retrieval
Whether the estate is straightforward or complex, Avery Associates provides the precise, well-documented valuations that solicitors need to progress probate without complication. To discuss an instruction or arrange a free initial consultation, contact the team today.
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